[{"_1":2,"_86":-5,"_87":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6078597,"mediaKeyId","2959337-aff347e69f97714eb48bebda7a7ddfba","parentId",2959337,"title","Dunedin LPA recommends contracting 0.7‑acre Main Street parcel to allow Largo Medical Center ER","audioSeconds",1641,"startMs",2492000,"endMs",4133000,"viewUrl","/Search/View?dp=1&key=2959337-aff347e69f97714eb48bebda7a7ddfba&start=2492&end=4133","thumbnailUrl","https://assets.pipeline.soar.com/2959337-aff347e69f97714eb48bebda7a7ddfba/thumbnail_2492000.jpg","articleUrl","/articles/6078597/Dunedin/Pinellas-County/Florida/Dunedin-LPA-recommends-contracting-07acre-Main-Street-parcel-to-allow-Largo-Medical-Center-ER","mediaUrl","https://secure.pipeline.soar.com/6078597-5789d09fd14becbc23c2d54f5eef7b6d/orig.mp4?Expires=1771145739&Signature=c-rUoeXwFCvcAP8OWj1FsidoT2yhfmIaWDkZn8JC0gyk7dydI5ldKGHDvbjbN77RHfw-sq8kVDKW08DP5pY3vsVdXXDdP9qY6rc3j5JzqemejYH-XHSYCeOK6gdy4YYDfFDomIRh1gBmuUFGRG7hL4z9MVZS-6FD-5eW8~i359fw6q~RIH6f1vgkgriTC5ZRjfKAAxynwYJ3vM0W1DS5wC5EOe3f4F1EgbdWIzT3GgFOyYLfwjCjBe71uVpydfL3vphXMf0xo5NFDqYzPBrxXpzM3dc-ET-uZPWM90-lbsJ73dunmaOAREMTaqXvXg8nB5Ygoqp0N5Cn0TMRWUBxEQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Dunedin, FL","date","2025-04-10T11:35:57Z","article","The Local Planning Agency on April 9 recommended that the City Commission approve ordinance 25‑03 to contract approximately 0.7 acres of real property at 2201 Main Street (Pinellas County tax parcel 30‑28‑16‑00032.0‑002) and return it to unincorporated Pinellas County so the property can be annexed and developed by the City of Clearwater as part of a unified site for a freestanding emergency facility proposed by Largo Medical Center.

Staff said the change is intended to allow unified permitting, utilities and code enforcement under Clearwater rather than split systems between Dunedin and Clearwater. \"The request here is to construct a new, emergency care medical facility on the Southeast Corner,\" said George Kenny, Community Development Department. Nan Bennett, Dunedin utilities and engineering director, said: \"When it was a used car lot, Pinellas County provided water, and the City of Dunedin provided the sewer.\" The applicant said Clearwater utilities are best positioned to serve the site.

Why it matters: staff and the applicant said building a freestanding emergency room with utilities split between jurisdictions would require substantial infrastructure upgrades and complicate long‑term maintenance and enforcement. Nan Bennett estimated that upgrading the existing small force main and related onsite improvements to serve the proposed facility would require roughly $500,000 in capacity upgrades (including a new or enlarged lift station and 1,700 feet of pipe), and Dunedin staff noted the city previously invested about $30,000 in a 2014 redevelopment of the site.

Staff presented planning and financial considerations: the parcel lies within Clearwater's service boundaries for water and sewer in county plans, and the parcel is an outlying sliver east of Belcher Road that staff characterized as inconsistent with Dunedin's planning pattern. The 2024 TRIM notice showed roughly $3,000 in city tax revenue on the parcel while a prior structure stood there; staff said that amount would be modest relative to the cost of required infrastructure improvements if the parcel remained in Dunedin.

The applicant, represented by Katie Cole of Hill Ward Henderson, said the project has been worked on with both Clearwater and Dunedin for two years and that contracting the parcel would permit a unified development plan without an impractical developer cost for long sewer runs. Dunedin staff said the contract would return the parcel to unincorporated county control, after which Clearwater would pursue annexation.

The Local Planning Agency approved the recommendation to contract the parcel by voice vote with one recorded opposition.

Next steps: if the City Commission approves the ordinance, the parcel would be returned to unincorporated Pinellas County and the City of Clearwater would need to complete its own annexation and permitting process; utility upgrades and construction would proceed under Clearwater’s jurisdiction.","mediaType","Video","parentTitle","Local Planning Agency 4.9.25","oneSentenceSummary","The Local Planning Agency recommended approval of ordinance 25‑03 to contract (de‑annex) about 0.7 acres at 2201 Main Street so the site can be developed as a unified freestanding emergency care facility with utility service from Clearwater; staff cited infrastructure costs and jurisdictional fragmentation as drivers of the recommendation.","taxTitle","Dunedin, Pinellas County, Florida","taxId",50865,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":44,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6078602,"Dunedin planning agency backs 78‑unit affordable complex at Carnation Drive",2150,342000,"/Search/View?dp=1&key=2959337-aff347e69f97714eb48bebda7a7ddfba&start=342&end=2492","https://assets.pipeline.soar.com/2959337-aff347e69f97714eb48bebda7a7ddfba/thumbnail_342000.jpg","/articles/6078602/Dunedin/Pinellas-County/Florida/Dunedin-planning-agency-backs-78unit-affordable-complex-at-Carnation-Drive","https://secure.pipeline.soar.com/6078602-edc61e063187ecced346d6f7cef0c7cc/orig.mp4?Expires=1771145739&Signature=VBngrHx3UYV~uRMJyrdBb9I9jPSgeMwssObXNqZtM4fjF8vrezjbCcBXzaCWqj2Madnlkirm6i3jgWfgHimhFf5Ou3y4tyNQquofYj1t80Y3Uy-FLryDbVRyMonUhFRaMfJiYr0lmy-AeGzocFcpd49cWsSld5I~dgIlWtpUxMfbIFy2n7rV33enDynUzxPaNWvlQVOWCnG9Ecr-Je-JQfAV3DVNFTZQCLjYQoU1XqTPJ1wUCNuY4~qP9z4wmLPgQYhgdJhUJSZka~4wSvIodyS57gSB1Lq-VpeBC6Fk7gE2-YkO~1A3RdepTf40YbUJH-t7mZj8LYtxqagjoP4VLA__&Key-Pair-Id=KUT5TJCACFTXG","The Local Planning Agency of the City of Dunedin on April 9 recommended that the City Commission approve ordinance 25‑01, authorizing a development agreement between the city and Flats on Main Street LLC to construct a 78‑unit affordable housing project at 1422 Carnation Drive.

The development agreement before the agency would grant density bonuses and seek waivers of parkland and public‑art impact fees; staff said the project is structured as a two‑step process with design review to follow and a 20‑year timeline in the agreement. \"So all in all, that permits the site to have up to 78 units, which is indeed the request before you,\" said George Kenny, Community Development Department.

Why it matters: the project is presented as a locally significant affordable housing effort that combines public subsidy and federal tax credit financing; it would change the scale and design of a small parcel immediately adjacent to existing one‑story homes. Bob Ironsmith, Dunedin economic development director, said the Pinellas County Housing Authority contributed $10,000,000 in vouchers over 20 years and the project secured 9% low‑income housing tax credits at the state level.

Staff said the agreement contains three triggers that require a development agreement under the land development code: the affordable residential density request, the parkland impact‑fee waiver and the public‑art impact‑fee waiver; the code also allows a density bonus of up to 50 percent and staff cited an additional 35 percent density allowance under a state statute. The proposed agreement provides a 20‑year timeline and, if approved by the commission, would go to the City Commission first reading on May 8, 2025.

Residents and nearby property managers raised detailed concerns about stormwater, building height and emergency access during the public comment period. Nancy Schmidt, a resident of the Saint Christopher complex, said she has experienced ongoing runoff problems from prior nearby development and told the board, \"My concern is how it's going to impact our property right behind it.\" Megan Beach, another nearby resident, said of the proposed site design, \"When we have all of this concrete, where does the water go?\" Board members and staff repeatedly told speakers that stormwater, fire access, height and perimeter treatments would be evaluated during the subsequent design review and by multiple city departments.

The agency also amended its approval to request that the applicant hold a neighborhood meeting for residents and neighbors before final design review. The motion to recommend approval, including the committee request for a public meeting, carried on an affirmative voice vote.

Next steps: the agency record and recommendation will go to the City Commission for first reading on May 8, 2025; design review and full engineering drawings — including final stormwater plans, façade and compatibility analysis, and perimeter treatments — will be required before permits are issued.","The Local Planning Agency recommended approval of a development agreement that would allow Flats on Main Street LLC to build 78 affordable units at 1422 Carnation Drive, including density bonuses and impact‑fee waivers; a full design review and community meeting were requested before construction details are finalized.","actionData","errors"]

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Dunedin LPA recommends contracting 0.7‑acre Main Street parcel to allow Largo Medical Center ER

Dunedin planning agency backs 78‑unit affordable complex at Carnation Drive